{"id":42694,"date":"2026-09-28T09:25:22","date_gmt":"2026-09-28T05:25:22","guid":{"rendered":"https:\/\/truhauz.com\/security-deposit-dubai\/"},"modified":"2026-09-28T10:31:34","modified_gmt":"2026-09-28T06:31:34","slug":"security-deposit-dubai","status":"publish","type":"post","link":"https:\/\/truhauz.com\/ru\/security-deposit-dubai\/","title":{"rendered":"Rental Security Deposits in Dubai: What the Law Actually Says"},"content":{"rendered":"\n\n<!-- ============================================================\n  TRUHAUZ.COM - BLOG POST\n  Title:    Rental Security Deposits in Dubai\n  Slug:     security-deposit-dubai\n  Keywords: security deposit dubai, security deposit refund dubai, rera rules for security deposit\n  ============================================================ -->\n\n<style>\n@import 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a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.sd-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.sd-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.sd-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .sd-area-grid{grid-template-columns:1fr 1fr}\n  .sd-2col{grid-template-columns:1fr;gap:36px}\n  .sd-forecast{grid-template-columns:1fr 1fr}\n  .sd-contact-inner{grid-template-columns:1fr;gap:36px}\n  .sd-cta-in{flex-direction:column;text-align:center}\n  .sd-strip-in{grid-template-columns:repeat(2,1fr)}\n}\n@media(max-width:640px){\n  .sdc{padding:0 16px}\n  .sds{padding:44px 0}\n  .sd-hero{min-height:auto}\n  .sd-hero-content{padding:48px 16px 56px}\n  .sd-hero h1{font-size:clamp(1.8rem,7.5vw,2.6rem)}\n  .sd-area-grid{grid-template-columns:1fr}\n  .sd-forecast{grid-template-columns:1fr}\n  .sd-strip-in{grid-template-columns:repeat(2,1fr)}\n  .sd-si{padding:15px 8px}\n  .sd-title{font-size:clamp(1.4rem,6vw,1.9rem)}\n  .sd-contact{padding:48px 0}\n}\n@media(max-width:480px){.sdc{padding:0 14px}}\n<\/style>\n\n<div class=\"sd\">\n\n<!-- HERO -->\n<section class=\"sd-hero\">\n  <div class=\"sd-hero-bg\"><\/div>\n  <div class=\"sd-hero-pat\"><\/div>\n  <div class=\"sd-hero-ov\"><\/div>\n  <div class=\"sd-hero-content\">\n    <span class=\"sd-eyebrow\">Dubai Tenancy Law &middot; Article 20 &middot; Updated September 2026<\/span>\n    <h1>Rental Security Deposits in Dubai<br><span>What the Law Actually Says About Getting It Back<\/span><\/h1>\n    <p class=\"sd-hero-sub\">Almost every guide online tells you the deposit is capped at 5% of the rent and must be returned within 30 days. Neither statement is in Dubai tenancy law. Here is what Article 20 actually obliges a landlord to do, which deductions survive scrutiny, and what it costs to force the issue.<\/p>\n    <div class=\"sd-hero-meta\">\n      <div class=\"sd-hm\">&#9878;&#65039; <strong>Law No. 26 of 2007<\/strong><\/div>\n      <div class=\"sd-hm\">&#129534; <strong>Articles 20 and 21<\/strong><\/div>\n      <div class=\"sd-hm\">&#127963;&#65039; <strong>Rental Disputes Centre Route<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STAT STRIP -->\n<div class=\"sd-strip\">\n  <div class=\"sdc\">\n    <div class=\"sd-strip-in\">\n      <div class=\"sd-si\"><span class=\"sd-sv\">Article 20<\/span><span class=\"sd-sl\">The Law Governing the Deposit<\/span><\/div>\n      <div class=\"sd-si\"><span class=\"sd-sv\">5% \/ 10%<\/span><span class=\"sd-sl\">Market Norm, Unfurnished \/ Furnished<\/span><\/div>\n      <div class=\"sd-si\"><span class=\"sd-sv\">No Cap<\/span><span class=\"sd-sl\">Statutory Limit on the Amount<\/span><\/div>\n      <div class=\"sd-si\"><span class=\"sd-sv\">No Deadline<\/span><span class=\"sd-sl\">Statutory Refund Period<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- OVERVIEW -->\n<section class=\"sds\">\n  <div class=\"sdc\">\n    <div class=\"sd-2col\">\n      <div class=\"sd-body\">\n        <span class=\"sdt\">The Legal Basis<\/span>\n        <h2 class=\"sd-title\">What a Dubai Security Deposit Actually Is<\/h2>\n        <p>When you sign a tenancy contract in Dubai you hand over a sum of money that is not rent. It is a guarantee, and it remains your money throughout the tenancy. The landlord holds it against the condition of the property and returns it, in whole or in part, when the tenancy ends.<\/p>\n        <p>The authority for this is <strong>Article 20 of Law No. 26 of 2007<\/strong>, the emirate law that governs the relationship between landlords and tenants in Dubai. Article 20 permits a landlord to take a security deposit to guarantee the maintenance of the property, and it obliges the landlord to refund that deposit, or any remaining balance, on termination of the lease.<\/p>\n        <p>What Article 20 does not do is just as important, and it is where most published advice goes wrong. It sets <strong>no maximum amount<\/strong>. It sets <strong>no number of days<\/strong> for the refund. The familiar 5% and 10% figures are market convention. The familiar 30-day rule is common practice. Neither is a legal entitlement you can point to, and a tenant who believes otherwise tends to discover it at the worst possible moment.<\/p>\n        <p>The companion provision is <strong>Article 21<\/strong>, which requires the tenant to hand the property back in the condition in which it was received, except for normal wear and tear or deterioration that was outside the tenant control. That exception is the whole battleground. Nearly every deposit dispute in Dubai is an argument about which side of the wear-and-tear line a particular mark, stain or broken fitting falls on.<\/p>\n        <div class=\"sd-hbox\">\n          <strong>TruHauz perspective:<\/strong> The deposit is the last thing you negotiate and the first thing you forget. Get the condition of the property recorded in writing on the day you collect the keys, because that record is the only asset you will have if the deduction list is unreasonable eighteen months later. Our guide to the <a href=\"https:\/\/truhauz.com\/tenancy-contract-dubai\/\">Dubai tenancy contract<\/a> sets out the clauses worth arguing over before you sign, and <a href=\"https:\/\/truhauz.com\/landlord-tenant-maintenance-dubai\/\">who pays for repairs in Dubai<\/a> explains the maintenance obligations that decide most deduction arguments. If you are leaving early rather than at the end of the term, <a href=\"https:\/\/truhauz.com\/early-termination-tenancy-dubai\/\">ending a Dubai tenancy contract early<\/a> covers how a penalty interacts with the deposit.\n        <\/div>\n      <\/div>\n      <div>\n        <div class=\"sd-ov\">\n          <div class=\"sd-ov-head\">\n            <h3>Security Deposit at a Glance<\/h3>\n            <p>The rules as published, September 2026<\/p>\n          <\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Governing law<\/span><span class=\"sd-ov-r burg\">Law No. 26 of 2007<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Deposit provision<\/span><span class=\"sd-ov-r\">Article 20<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Condition provision<\/span><span class=\"sd-ov-r\">Article 21<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Unfurnished norm<\/span><span class=\"sd-ov-r\">5% of annual rent<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Furnished norm<\/span><span class=\"sd-ov-r\">10% of annual rent<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Statutory cap on amount<\/span><span class=\"sd-ov-r burg\">None<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Statutory refund deadline<\/span><span class=\"sd-ov-r burg\">None<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Dispute forum<\/span><span class=\"sd-ov-r\">Rental Disputes Centre<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Monetary claim fee<\/span><span class=\"sd-ov-r\">3.5% of amount claimed<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Minimum claim fee<\/span><span class=\"sd-ov-r\">AED 500<\/span><\/div>\n          <div class=\"sd-ov-row\"><span class=\"sd-ov-l\">Monetary claim fee cap<\/span><span class=\"sd-ov-r\">AED 15,000<\/span><\/div>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DEDUCTIONS TABLE -->\n<section class=\"sds sdg\">\n  <div class=\"sdc sdct\">\n    <span class=\"sdt\">The Deduction Line<\/span>\n    <h2 class=\"sd-title\">What a Landlord Can and Cannot Deduct<\/h2>\n    <p class=\"sd-sub\">Article 21 draws the line at normal wear and tear. This is how that principle applies to the items that actually appear on Dubai deduction lists.<\/p>\n  <\/div>\n  <div class=\"sdc\">\n    <div class=\"sd-table-wrap\">\n      <table class=\"sd-table\">\n        <thead>\n          <tr>\n            <th>Item on the Deduction List<\/th>\n            <th>Deductible<\/th>\n            <th>Basis<\/th>\n            <th>What to Insist On<\/th>\n          <\/tr>\n        <\/thead>\n        <tbody>\n          <tr>\n            <td>Damage beyond fair wear and tear<\/td>\n            <td><span class=\"sd-badge top\">Yes<\/span><\/td>\n            <td>Article 21 condition obligation<\/td>\n            <td>Dated photographs and a repair invoice<\/td>\n          <\/tr>\n          <tr>\n            <td>Faded paint, minor scuffs, ordinary ageing<\/td>\n            <td><span class=\"sd-badge low\">No<\/span><\/td>\n            <td>Normal wear and tear exception<\/td>\n            <td>Your move-in photographs<\/td>\n          <\/tr>\n          <tr>\n            <td>Unpaid rent or a dishonoured cheque<\/td>\n            <td><span class=\"sd-badge top\">Yes<\/span><\/td>\n            <td>Sum owed under the contract<\/td>\n            <td>A reconciled statement of what was paid<\/td>\n          <\/tr>\n          <tr>\n            <td>Unpaid electricity, water or cooling account<\/td>\n            <td><span class=\"sd-badge top\">Yes<\/span><\/td>\n            <td>Liability that follows the unit<\/td>\n            <td>The closing bill, not an estimate<\/td>\n          <\/tr>\n          <tr>\n            <td>Professional cleaning where condition warrants it<\/td>\n            <td><span class=\"sd-badge mid\">Sometimes<\/span><\/td>\n            <td>Condition on handback<\/td>\n            <td>Evidence the state exceeded normal use<\/td>\n          <\/tr>\n          <tr>\n            <td>Early termination penalty<\/td>\n            <td><span class=\"sd-badge mid\">Sometimes<\/span><\/td>\n            <td>Only if written into the contract<\/td>\n            <td>The exact clause being relied on<\/td>\n          <\/tr>\n          <tr>\n            <td>Routine maintenance the landlord owes<\/td>\n            <td><span class=\"sd-badge low\">No<\/span><\/td>\n            <td>Landlord maintenance obligation<\/td>\n            <td>The maintenance terms of your contract<\/td>\n          <\/tr>\n          <tr>\n            <td>Upgrades or improvements to the unit<\/td>\n            <td><span class=\"sd-badge low\">No<\/span><\/td>\n            <td>Not a restoration of condition<\/td>\n            <td>A written explanation of the work<\/td>\n          <\/tr>\n          <tr>\n            <td>Deterioration outside the tenant control<\/td>\n            <td><span class=\"sd-badge low\">No<\/span><\/td>\n            <td>Article 21 express exception<\/td>\n            <td>The cause, in writing<\/td>\n          <\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <p style=\"font-size:.78rem;color:#999;margin-top:10px;text-align:center\">Legal basis for Articles 20 and 21, the absence of a statutory cap and the absence of a statutory refund deadline: Awatif Al Khouri, Awatif Mohammad Shoqi Advocates &amp; Legal Consultancy, &ldquo;Analysis of the Regulatory Framework and Enforcement of Tenancy Relationships in the Emirate of Dubai&rdquo;, published 8 May 2026. The 5% and 10% market norms, the permitted deduction categories and the absence of a legislated refund period: PropertyManagement.ae, &ldquo;Security Deposits in Dubai: What Every Landlord Must Know&rdquo;, published 7 May 2026. Rental Disputes Centre fees as published in our own <a href=\"https:\/\/truhauz.com\/rental-dispute-centre-dubai\/\">Rental Disputes Centre guide<\/a>. General information on published law, not legal advice.<\/p>\n  <\/div>\n<\/section>\n\n<!-- SIX MOVES -->\n<section class=\"sds\">\n  <div class=\"sdc sdct\">\n    <span class=\"sdt\">Practical Steps<\/span>\n    <h2 class=\"sd-title\">Six Moves That Protect Your Deposit<\/h2>\n    <p class=\"sd-sub\">Because the law gives you no deadline to enforce, the outcome turns almost entirely on documentation. Each of these costs nothing and takes minutes.<\/p>\n  <\/div>\n  <div class=\"sdc\">\n    <div class=\"sd-area-grid\">\n\n      <div class=\"sd-area-card\">\n        <div class=\"sd-area-head\">\n          <div class=\"sd-area-name\">1. Record the Condition<\/div>\n          <div class=\"sd-area-type\">On the day you get the keys<\/div>\n        <\/div>\n        <div class=\"sd-area-body\">\n          <p style=\"font-size:.88rem;color:#555;line-height:1.7;margin:0\">Photograph and film every room, including the inside of cupboards, the state of the grouting, every appliance and every existing mark. Timestamped images taken before you move a single box in are the only evidence that reliably survives a dispute, because they establish the baseline against which Article 21 is measured.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"sd-area-card\">\n        <div class=\"sd-area-head\">\n          <div class=\"sd-area-name\">2. Get the Receipt<\/div>\n          <div class=\"sd-area-type\">And the contract clause<\/div>\n        <\/div>\n        <div class=\"sd-area-body\">\n          <p style=\"font-size:.88rem;color:#555;line-height:1.7;margin:0\">Insist on a written receipt naming the amount as a security deposit, and check what your tenancy contract says about how and when it is returned. Since the law sets no deadline, whatever the contract says about timing is the closest thing to an enforceable schedule you will have.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"sd-area-card\">\n        <div class=\"sd-area-head\">\n          <div class=\"sd-area-name\">3. Log Every Repair<\/div>\n          <div class=\"sd-area-type\">Throughout the tenancy<\/div>\n        <\/div>\n        <div class=\"sd-area-body\">\n          <p style=\"font-size:.88rem;color:#555;line-height:1.7;margin:0\">Keep every maintenance request and every response in writing. A fault you reported and the landlord failed to fix cannot fairly reappear as a deduction at the end of the term, but only if you can show you reported it and when.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"sd-area-card\">\n        <div class=\"sd-area-head\">\n          <div class=\"sd-area-name\">4. Clear the Utilities First<\/div>\n          <div class=\"sd-area-type\">Before handing back keys<\/div>\n        <\/div>\n        <div class=\"sd-area-body\">\n          <p style=\"font-size:.88rem;color:#555;line-height:1.7;margin:0\">An open electricity, water or district cooling balance is one of the few deductions that is difficult to argue with. Close the accounts and obtain the clearance before the final inspection, using our guides to <a href=\"https:\/\/truhauz.com\/dewa-move-out-dubai\/\">the DEWA move-out process<\/a> and <a href=\"https:\/\/truhauz.com\/district-cooling-charges-dubai\/\">district cooling charges<\/a>.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"sd-area-card\">\n        <div class=\"sd-area-head\">\n          <div class=\"sd-area-name\">5. Cancel Ejari Properly<\/div>\n          <div class=\"sd-area-type\">And get the inspection in writing<\/div>\n        <\/div>\n        <div class=\"sd-area-body\">\n          <p style=\"font-size:.88rem;color:#555;line-height:1.7;margin:0\">A tenancy that is not formally closed leaves the registration live and the deposit in limbo. Follow the steps in our guide to <a href=\"https:\/\/truhauz.com\/ejari-cancellation-dubai\/\">Ejari cancellation in Dubai<\/a>, and ask for the outcome of the move-out inspection as a written note rather than a verbal assurance.<\/p>\n        <\/div>\n      <\/div>\n\n      <div class=\"sd-area-card\">\n        <div class=\"sd-area-head\">\n          <div class=\"sd-area-name\">6. Demand an Itemised List<\/div>\n          <div class=\"sd-area-type\">Not a single deducted figure<\/div>\n        <\/div>\n        <div class=\"sd-area-body\">\n          <p style=\"font-size:.88rem;color:#555;line-height:1.7;margin:0\">If money is withheld, ask in writing for each deduction, the reason for it and the invoice behind it. A landlord who can produce that list may well be entitled to the money. A landlord who cannot is in a weak position, and the request itself resolves a significant share of disputes without a filing.<\/p>\n        <\/div>\n      <\/div>\n\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"sd-cta-strip\">\n  <div class=\"sdc\">\n    <div class=\"sd-cta-in\">\n      <div>\n        <h3>Letting a property in Dubai and want the deposit handled correctly?<\/h3>\n        <p>TruHauz manages tenancies end to end, from condition reports at move-in to documented deductions at move-out.<\/p>\n      <\/div>\n      <a href=\"https:\/\/truhauz.com\/contact\/\" class=\"sdbtn\">Talk to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- ANALYSIS -->\n<section class=\"sds sddk\">\n  <div class=\"sdc sdct\">\n    <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:16px;\">The Hard Part<\/span>\n    <h2 class=\"sd-title white\">Three Reasons Deposits Do Not Come Back<\/h2>\n    <p class=\"sd-sub white\" style=\"margin:0 auto 48px;\">Understanding why the system favours a slow landlord tells you where to put your effort.<\/p>\n  <\/div>\n  <div class=\"sdc\">\n    <div class=\"sd-forecast\">\n      <div class=\"sd-fc\">\n        <span class=\"sd-fc-val\">1<\/span>\n        <h4>There Is No Deadline to Breach<\/h4>\n        <p>Because Article 20 specifies no refund period, delay alone is not a violation of the tenancy law. A tenant waiting for a call has no clock running in their favour. The counter is to convert the wait into a written demand with a date on it, which creates the record that a conciliator or a judge can work from.<\/p>\n      <\/div>\n      <div class=\"sd-fc\">\n        <span class=\"sd-fc-val\">2<\/span>\n        <h4>Evidence Beats Argument<\/h4>\n        <p>The wear-and-tear exception in Article 21 is a judgement call, and judgement calls go to whoever documented the property. In practice the party holding dated move-in images, written maintenance requests and a closing utility bill sets the terms of the discussion, regardless of how the deduction list is worded.<\/p>\n      <\/div>\n      <div class=\"sd-fc\">\n        <span class=\"sd-fc-val\">3<\/span>\n        <h4>The Fee Floor Can Exceed the Sense<\/h4>\n        <p>A withheld deposit is a monetary claim, charged at 3.5% of the amount claimed with a minimum of AED 500. The percentage is modest, but the floor is not, and on a small deposit the economics of filing are much worse than the headline rate suggests.<\/p>\n      <\/div>\n    <\/div>\n    <div style=\"background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.15);border-radius:12px;padding:22px 24px;margin-top:32px;font-size:.93rem;color:rgba(255,255,255,.78)!important;line-height:1.75;\">\n      <strong style=\"color:#fff!important;\">Illustration only, to show the fee mechanics:<\/strong> take an unfurnished property at an annual rent of AED 90,000. At the 5% market norm the deposit is AED 4,500. If the whole amount were withheld and claimed at the Rental Disputes Centre, 3.5% of AED 4,500 is AED 157.50, which is below the AED 500 minimum, so the minimum applies and the filing fee becomes AED 500 before the small fixed registration, knowledge, innovation and process-service charges are added. That is roughly a ninth of the sum in dispute, recoverable in part only if the matter settles amicably, in which case half the fee is refunded. These are worked from the published fee rules and the 5% convention, not from any individual case. <strong style=\"color:#fff!important;\">Bottom line:<\/strong> exhaust the itemised written demand first. It is free, it is the step that resolves most disputes, and it builds the record you would need anyway.\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FAQ -->\n<section class=\"sds sdg\">\n  <div class=\"sdc sdct\">\n    <span class=\"sdt\">FAQ<\/span>\n    <h2 class=\"sd-title\">Frequently Asked Questions<\/h2>\n    <p class=\"sd-sub\">The questions tenants and landlords in Dubai ask most often about the security deposit.<\/p>\n  <\/div>\n  <div class=\"sdc\">\n    <div class=\"sd-faq-list\">\n      <div class=\"sd-faq-item\">\n        <div class=\"sd-faq-q\" onclick=\"sdFaq(this)\">Is the security deposit in Dubai capped at 5% of the annual rent?<span class=\"sd-faq-icon\">+<\/span><\/div>\n        <div class=\"sd-faq-a\">No. The 5% figure for an unfurnished property and 10% for a furnished one is market convention, not a statutory cap. Article 20 of Law No. 26 of 2007 permits a landlord to take a security deposit and obliges the landlord to refund it, or the remaining balance, when the tenancy ends, but it does not set a maximum amount. Because the percentages are the accepted norm rather than a legal ceiling, a materially higher demand is negotiable rather than unlawful, and the amount you agree becomes binding once it is written into the tenancy contract.<\/div>\n      <\/div>\n      <div class=\"sd-faq-item\">\n        <div class=\"sd-faq-q\" onclick=\"sdFaq(this)\">How long does a landlord have to return a security deposit in Dubai?<span class=\"sd-faq-icon\">+<\/span><\/div>\n        <div class=\"sd-faq-a\">There is no deadline written into Dubai tenancy law. Article 20 requires the refund on termination of the lease without specifying a number of days, so the widely repeated 30-day rule is common practice rather than a legal obligation. This is the single most important thing for a tenant to understand: because no statutory period exists, a landlord who is slow to pay has not automatically breached a deadline, and the practical remedy is a documented written demand followed, if necessary, by a claim at the Rental Disputes Centre.<\/div>\n      <\/div>\n      <div class=\"sd-faq-item\">\n        <div class=\"sd-faq-q\" onclick=\"sdFaq(this)\">What can a landlord legitimately deduct from a Dubai security deposit?<span class=\"sd-faq-icon\">+<\/span><\/div>\n        <div class=\"sd-faq-a\">Damage that goes beyond fair wear and tear, unpaid rent, unpaid utility and cooling accounts, and any early termination penalty that is actually written into the tenancy contract. Article 21 of Law No. 26 of 2007 requires the tenant to return the property in the condition in which it was received, except for normal wear and tear or deterioration outside the tenant control. Faded paint, minor scuffs and ordinary ageing therefore sit on the landlord side of the line, as does routine maintenance the landlord owes.<\/div>\n      <\/div>\n      <div class=\"sd-faq-item\">\n        <div class=\"sd-faq-q\" onclick=\"sdFaq(this)\">What should I do if my landlord refuses to return my deposit?<span class=\"sd-faq-icon\">+<\/span><\/div>\n        <div class=\"sd-faq-a\">Ask for an itemised list of deductions with supporting invoices in writing, because a deduction that cannot be evidenced is difficult to defend. If that does not resolve it, the route is a monetary claim at the Rental Disputes Centre, which was established by Decree No. 26 of 2013 and runs a conciliation stage before any hearing. Keep your move-in photographs, the deposit receipt, the tenancy contract, your Ejari cancellation and your utility clearance together, because the party with the better documentary record usually prevails.<\/div>\n      <\/div>\n      <div class=\"sd-faq-item\">\n        <div class=\"sd-faq-q\" onclick=\"sdFaq(this)\">What does it cost to claim a withheld deposit at the Rental Disputes Centre?<span class=\"sd-faq-icon\">+<\/span><\/div>\n        <div class=\"sd-faq-a\">A monetary claim attracts a filing fee of 3.5% of the amount claimed, subject to a minimum of AED 500 and a cap of AED 15,000, plus small fixed charges for registration, knowledge, innovation and process service. Half the fee is refunded if the matter settles amicably. The minimum fee matters more than the percentage on a small deposit, because on a modest claim the floor of AED 500 can represent a large share of what you are chasing, which is why a documented written demand is always worth exhausting first.<\/div>\n      <\/div>\n      <div class=\"sd-faq-item\">\n        <div class=\"sd-faq-q\" onclick=\"sdFaq(this)\">Is the DEWA deposit the same as the security deposit paid to my landlord?<span class=\"sd-faq-icon\">+<\/span><\/div>\n        <div class=\"sd-faq-a\">No, they are two separate deposits held by two different parties. The security deposit under Article 20 is held by the landlord against the condition of the property, while the DEWA deposit is held by the utility against your electricity and water account and is refunded through the DEWA move-out and clearance process. A landlord may deduct an unpaid DEWA or district cooling balance from the tenancy deposit, so clearing and closing the utility accounts before you hand back the keys removes one of the most common grounds for a deduction.<\/div>\n      <\/div>\n    <\/div>\n    <p style=\"font-size:.78rem;color:#999;margin-top:26px;text-align:center;max-width:800px;margin-left:auto;margin-right:auto;\">General information on published law, not legal advice. Article references are to Law No. 26 of 2007 as it applies in Dubai. Take qualified legal advice before withholding, claiming or litigating a security deposit. If your dispute is about rent rather than the deposit, see our guides to the <a href=\"https:\/\/truhauz.com\/rental-dispute-centre-dubai\/\">Rental Disputes Centre<\/a> and <a href=\"https:\/\/truhauz.com\/tenant-not-paying-rent-dubai\/\">a tenant who is not paying rent<\/a>.<\/p>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"sd-contact\" id=\"sd-contact\">\n  <div class=\"sdc\">\n    <div class=\"sd-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Talk to TruHauz<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Renting, Letting or Buying in Dubai?<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Our team handles tenancy documentation, condition reports and deposit reconciliation as a matter of routine. Tell us where you are in the process and we will tell you what to record.<\/p>\n        <div class=\"sd-ci\"><span>&#128222;<\/span><span class=\"sd-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Phone \/ WhatsApp<\/strong><a href=\"tel:+971529715488\">+971 52 971 5488<\/a><\/span><\/div>\n        <div class=\"sd-ci\"><span>&#128231;<\/span><span class=\"sd-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Email<\/strong><a href=\"mailto:info@truhauz.com\">info@truhauz.com<\/a><\/span><\/div>\n        <div class=\"sd-ci\"><span>&#127970;<\/span><span class=\"sd-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">RERA Licensed<\/strong><span>60838 &mdash; Dubai, UAE<\/span><\/span><\/div>\n        <div style=\"margin-top:24px;\"><a href=\"https:\/\/truhauz.com\/contact\/\" class=\"sdbg\">Get in Touch &rarr;<\/a><\/div>\n      <\/div>\n      <div class=\"sd-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"sd-footer-strip\">\n  &copy; 2026 TruHauz Real Estate &middot; RERA Reg. 60838 &middot; Dubai, UAE &middot; General information on published law, not legal advice<br>\n  <a href=\"https:\/\/truhauz.com\/tenancy-contract-dubai\/\">Tenancy Contract<\/a> &middot; <a href=\"https:\/\/truhauz.com\/ejari-registration-dubai\/\">Ejari<\/a> &middot; <a href=\"https:\/\/truhauz.com\/rental-dispute-centre-dubai\/\">Rental Disputes<\/a> &middot; <a href=\"https:\/\/truhauz.com\/dubai-rental-index-rent-increase-calculator\/\">Rent Index<\/a>\n<\/div>\n\n<script>\nfunction sdFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('sd-open');document.querySelectorAll('.sd-faq-item.sd-open').forEach(function(i){i.classList.remove('sd-open');});if(!wasOpen)item.classList.add('sd-open');}\n(function(){function init(){var w=document.querySelector('.sd');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\n\n<\/div><!-- end .sd -->\n\n\n\n\n<script type=\"application\/ld+json\">{\n \"@context\": \"https:\/\/schema.org\",\n \"@type\": \"FAQPage\",\n \"@id\": \"https:\/\/truhauz.com\/security-deposit-dubai\/#faq\",\n \"url\": \"https:\/\/truhauz.com\/security-deposit-dubai\/\",\n \"mainEntity\": [\n  {\n   \"@type\": \"Question\",\n   \"name\": \"Is the security deposit in Dubai capped at 5% of the annual rent?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"No. The 5% figure for an unfurnished property and 10% for a furnished one is market convention, not a statutory cap. Article 20 of Law No. 26 of 2007 permits a landlord to take a security deposit and obliges the landlord to refund it, or the remaining balance, when the tenancy ends, but it does not set a maximum amount. Because the percentages are the accepted norm rather than a legal ceiling, a materially higher demand is negotiable rather than unlawful, and the amount you agree becomes binding once it is written into the tenancy contract.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"How long does a landlord have to return a security deposit in Dubai?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"There is no deadline written into Dubai tenancy law. Article 20 requires the refund on termination of the lease without specifying a number of days, so the widely repeated 30-day rule is common practice rather than a legal obligation. This is the single most important thing for a tenant to understand: because no statutory period exists, a landlord who is slow to pay has not automatically breached a deadline, and the practical remedy is a documented written demand followed, if necessary, by a claim at the Rental Disputes Centre.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"What can a landlord legitimately deduct from a Dubai security deposit?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"Damage that goes beyond fair wear and tear, unpaid rent, unpaid utility and cooling accounts, and any early termination penalty that is actually written into the tenancy contract. Article 21 of Law No. 26 of 2007 requires the tenant to return the property in the condition in which it was received, except for normal wear and tear or deterioration outside the tenant control. Faded paint, minor scuffs and ordinary ageing therefore sit on the landlord side of the line, as does routine maintenance the landlord owes.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"What should I do if my landlord refuses to return my deposit?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"Ask for an itemised list of deductions with supporting invoices in writing, because a deduction that cannot be evidenced is difficult to defend. If that does not resolve it, the route is a monetary claim at the Rental Disputes Centre, which was established by Decree No. 26 of 2013 and runs a conciliation stage before any hearing. Keep your move-in photographs, the deposit receipt, the tenancy contract, your Ejari cancellation and your utility clearance together, because the party with the better documentary record usually prevails.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"What does it cost to claim a withheld deposit at the Rental Disputes Centre?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"A monetary claim attracts a filing fee of 3.5% of the amount claimed, subject to a minimum of AED 500 and a cap of AED 15,000, plus small fixed charges for registration, knowledge, innovation and process service. Half the fee is refunded if the matter settles amicably. The minimum fee matters more than the percentage on a small deposit, because on a modest claim the floor of AED 500 can represent a large share of what you are chasing, which is why a documented written demand is always worth exhausting first.\"\n   }\n  },\n  {\n   \"@type\": \"Question\",\n   \"name\": \"Is the DEWA deposit the same as the security deposit paid to my landlord?\",\n   \"acceptedAnswer\": {\n    \"@type\": \"Answer\",\n    \"text\": \"No, they are two separate deposits held by two different parties. The security deposit under Article 20 is held by the landlord against the condition of the property, while the DEWA deposit is held by the utility against your electricity and water account and is refunded through the DEWA move-out and clearance process. A landlord may deduct an unpaid DEWA or district cooling balance from the tenancy deposit, so clearing and closing the utility accounts before you hand back the keys removes one of the most common grounds for a deduction.\"\n   }\n  }\n ]\n}<\/script>\n","protected":false},"excerpt":{"rendered":"<p>Dubai law sets no cap on a rental security deposit and no deadline to refund it. What Article 20 of Law No. 26 of 2007 actually requires, which deductions survive scrutiny, and what a Rental Disputes Centre claim really costs.<\/p>","protected":false},"author":12,"featured_media":42707,"comment_status":"closed","ping_status":"0","sticky":false,"template":"","format":"standard","meta":{"_joinchat":[],"footnotes":""},"categories":[5],"tags":[],"class_list":["post-42694","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-dubai-real-estate-news"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.6 (Yoast SEO v28.6) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Security Deposit Dubai: The Law on Getting It Back<\/title>\n<meta name=\"description\" content=\"There is no legal cap on a security deposit in Dubai and no 30-day refund rule. 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